Client Services
Prospective Home Buyer Consultation
I am available for walkthroughs at your prospective home to discuss the general condition of the home including plumbing and electrical systems; conceptual layouts; the design process; navigating the Department of Buildings; the construction process and timeline; budgeting; and any other concerns you may have regarding this major life decision.
Design Consultation
For small jobs sometimes a simple plan might be all you need to get your job started. We can meet to discuss your ideas and I will give you some simple suggestions to improve your design. Once we have a general concept that works for you, I will put it to paper, with all the required notes and dimensions. If you need additional drawings as your project progresses, I am happy to continue the process as needed.
Scoping
Before we start thinking about design, it is important to first nail down your needs and aspirations for the project. This is the time to think about how you want your new space to feel and function. The specifics will come later. For now, we focus on the big picture: room types and sizes, adjacencies, flow, and levels of finishing and detailing. By addressing these items at an early stage, we will build a solid foundation for all that is to come in the design and construction process. During this time the budget and timeline will be analyzed to ensure it is realistic given the program. Additionally, preliminary code research might be required to ascertain there are no major roadblocks ahead. I will provide a full proposal after completion of this phase.
Full Design Services
Schematic Design and Design Development
This is where your design goes from an idea to a fully laid-out building or space. During this phase we will have discussions about everything from the layout of your kitchen and bathrooms to the designs for built-in shelving and the best location for ductwork shafts or structural components. This is the time to get everything just how you want it, so in the next phase we can work as quickly as possible to get DOB approval and start construction.
Permit Documents
If the job is being filed with the DOB, a Permit Set of drawings must be completed and filed. This will show demolition, construction, ceiling, and plumbing plans, riser diagrams, means of egress diagrams, locations of smoke alarms, fire-rated construction, ADA diagrams if required, light and air calculations for all habitable rooms, mechanical ventilation, and a variety of other DOB requirements. I work with an outside expediter for this phase who meticulously reviews the drawings to ensure they will be approved. For most jobs it will take between 4-8 weeks to get DOB approval, but if your job is an interior renovation to a one or two-family home a same-day review may be possible – see below.
Same-day Review at the New York City Department of Buildings
If you are planning an interior renovation of a single-family or two-family home in New York City, this is an option that can save time and money. Instead of taking the usual 4-6 weeks to get a construction job approved, this option allows you to get the same job approved in one or two days. Contact me and I can tell you more about it.
Bid Documents
Once the Permit Set is well underway or completed, I will begin the Bid Documents. These are the detailed set of drawings the contractor will use to bid the job. While the aim is to keep the Permit Documents as succinct as possible, the Bid Documents need to depict the full extent of the job so we can get the most accurate bids from contractors. The set will include demolition plans, construction plans, electrical plans, ceiling (lighting) plans, finish plans and notes, interior elevations of the kitchen and bathrooms (and possibly other spaces), door and window schedules, fixture and appliance schedules, and construction details. Depending on the scope of the job it may also include exterior elevations and building sections. The client will be involved in all important decision-making along the way. All disciplines pertinent to the job, such as structural, mechanical, electrical, and plumbing will be coordinated with the architectural set so as to eliminate conflicts during construction. If necessary, I will work with a Structural or Mechanical Engineer.
Bidding and Negotiations
Once the Bid Documents are completed, it’s time to get bids from General Contractors. I will provide recommendations of trusted G.C.s that I have long-term relationships with, and the owner is also encouraged to bring in a bidder of their own. I will coordinate walk-thrus with the G.C.s so they can fully understand the construction scope and timelines, and so that you can get a feel for how they work. Once we receive bids I will help you review and compare proposals and negotiate the final fee and scope of work. The final decision is always completely up to the owner.
Construction Administration
Once the drawings are complete and in the hands of the contractor you might think the architect’s job is done. But construction is the most important part of the process, and to ensuring the paper design becomes the built design is critical. Having the architect on site 2-4 times a month for construction administration goes a long way in assuring the design is executed according to the plans. At the very end, we can perform the “punch list” to ensure that substantial completion has been performed before verifying the final payment. This phase is billed on an hourly basis.
USEFUL LINKS
Tenant Protection Plans
Find out more about my tenant protection plan (TPP) service.